HomeMy WebLinkAboutSD-06-83 SD-06-84 - Decision - 0035 Thompson Street#SD-06-83
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CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
ROLAND & LISA GROENEVELD - PLANNED UNIT DEVELOPMENT
35 THOMPSON STREET
PRELIMINARY PLAT APPLICATION #SD-06-83
FINAL PLAT APPLICATION #SD-06-84
FINDINGS OF FACT AND DECISION
Roland and Lisa Groeneveld, hereafter referred to as the applicants, are seeking
preliminary and final plat plan approval for a planned unit development to construct a
30,000 sq. ft. light manufacturing facility in two (2) 15,000 sq. ft phases, 35 Thompson
Street. The Development Review Board held a public hearing on October 3, 2006. Greg
Rabideau represented the applicant.
Based on testimony provided at the above mentioned public hearing and the plans and
supporting materials contained in the document file for this application, the Development
Review Board finds, concludes, and decides the following:
FINDINGS OF FACT
1. The applicants are seeking preliminary and final plat plan approval for a planned
unit development to construct a 30,000 sq. ft. light manufacturing facility in two
(2) 15,000 sq. ft phases, 35 Thompson Street.
2. The owner of record of the subject property is Summer Ice Joint Ventures.
3. The subject property is located in the Industrial & Open Space (10) Zoning
District.
4. The plans submitted consist of a 24 page set of plans, page two (2) entitled,
"Logic Supply Corporation Lot 10 Meadowland Business Park South Burlington
Vermont Landscape Plan", prepared by Michael Lawrence Associates,
Landscape Architects, dated Sept, 2006.
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Zoning District & Dimensional Requirements
Table 1. Dimensional Requirements
10 Zoning District
Required
Proposed "
Min. Lot Size
3 acres
3.22 acres
�l Max. Density
n/a
n/a
Max. Building Coverage
30%
7%
�l Max. Overall Coverage
50%
25%
�l Min. Front Setback
50 ft.
>50 ft.
�l Min. Side Setback
35 ft.
>35 ft.
�l Min. Rear Setback
50 ft.
Corner lot- no rear setback
Max. Building Height
35 ft.
34 ft
�l Front Yard Coverage
30%
11.5%
zoning compliance
n/a no residential units proposed
** Phase 1
SUBDIVISION CRITERIA
Pursuant to Section 15.18 of the South Burlington Land Development Regulations,
subdivisions shall comply with the following standards and conditions:
Sufficient water supply and wastewater disposal capacity is available to meet the
needs of the project.
According to Section 15.13 of the South Burlington Land Development Regulations, the
existing public water system shall be extended so as to provide the necessary quantity of
water, at acceptable pressure.
The entire meadowland Business Park has been preliminarily approved for water
allocation. Still, the South Burlington Water Department has reviewed the project to ensure
compliance with the initial approval and has issued comments in a letter dated September
14, 2006.
According to Section 15.13 of the South Burlington Land Development Regulations, the
subdivider or developer shall connect to the public sewer system or provide a community
wastewater system approved by the City and the State in any subdivision where off -lot
wastewater is proposed.
Sufficient grading and erosion controls will be utilized during and after construction
to prevent soil erosion and runoff from creating unhealthy or dangerous conditions
on the subject property and adjacent properties.
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The applicant has submitted sufficient and appropriate grading and erosion control plans.
The project incorporates access, circulation, and traffic management strategies
sufficient to prevent unreasonable congestion of adjacent roads.
Access to this property is proposed via a drive off of Thompson Street, a future public road
off of Meadowland Drive. The proposed access drive to the property is listed at 24 feet.
This is an appropriate width for the proposed use.
The South Burlington Fire Department has reviewed the plans and provided comments in a
letter dated September 29, 2006. Of particular importance to the Fire Chief are his requests
that an additional fire hydrant be installed and that the parking lot be paved and not gravel.
Greater detail on the issue of paving may be found later in this decision.
According to the ITE Trip Generation Manual, 7th Edition, the 15,000 square feet of light
manufacturing use is estimated to generate 11.25 P.M. peak hour trip ends (.75/1000 SF
GFA). This shall be used to calculate traffic impact fees.
The project's design respects and will provide suitable protection to wetlands,
streams, wildlife habitat as identified in the Open Space Strategy, and any unique
natural features on the site.
There are no encroachments into the wetlands or wetlands buffer as part of this application
The project is designed to be visually compatible with the planned development
patterns in the area, as specified in the Comprehensive Plan and the purpose of the
zoning district(s) in which it is located.
According to Section 6.04(A) of the Land Development Regulations, the Industrial -Open
Space 10 District is established to provide suitable locations for high -quality, large -lot
office, light industrial and research uses in areas of the City with access to major arterial
routes and Burlington International Airport. The 10 District regulations and standards are
intended to allow high -quality planned developments that preserve the generally open
character of the district, minimize impacts on natural resources and water quality, and
enhance the visual quality of approaches to the City while providing suitable locations for
employment and business growth. The location and architectural design of buildings in a
manner that preserves these qualities is strongly encouraged.
The proposed project is in compliance with the stated purpose of the 10 District, as outlined
in the Land Development Regulations.
Open space areas on the site have been located in such a way as to maximize
opportunities for creating contiguous open spaces between adjoining parcels and/or
stream buffer areas.
The open spaces on this property are largely limited to the perimeter of the lot. This should
allow for the creation of open spaces between adjoining parcels.
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The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee)
to ensure that adequate fire protection can be provided.
It has already been stated that the Fire Chief has reviewed the plans and provided
comments.
Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines
and lighting have been designed in a manner that is compatible with the extension of
such services and infrastructure to adjacent landowners.
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner
that is consistent with City utility and roadway plans and maintenance standards.
The subdivision plans for the entire Meadowland Business Park show details on street
utilities, lighting, and stormwater management. These have been approved by the City
Engineer, so they are acceptable for the proposed project.
The applicant has submitted a lighting point by point plan and cut -sheets for any proposed
outdoor lighting. These appear to be in compliance with Appendix D of the Land
Development Regulations.
The project is consistent with the goals and objectives of the Comprehensive Plan
for the affected district(s).
The proposed development of this property is in conformance with the South Burlington
Comprehensive Plan.
SITE PLAN REVIEW STANDARDS
Pursuant to Section 14.03(A)(6) of the Land Development Regulations, any PUD shall
require site plan approval. Section 14.06 establishes the following general review standards
for all site plan applications. -
The site shall be planned to accomplish a desirable transition from structure to site,
from structure to structure, and to provide for adequate planting, safe pedestrian
movement, and adequate parking areas.
The applicant has provided for adequate pedestrian movement to and within the subject lot.
According to Table 13-1 in Section 13.01(B) of the Land Development Regulations, the
parking requirements for the proposed use shall be .5 spaces per 1000 SF GFA plus 1
space per employee. Based on 30,000 SF, and 85 employees at full build out (per the
applicant), one hundred (100) parking spaces shall be required. The applicant is proposing
100 spaces.
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Of these spaces, four (4) are required to be handicapped accessible. The site plan shows 4
as handicapped accessible.
The dimensions of the proposed parking spaces appear to meet the requirements in Table
13-8 of the Land Development Regulations.
The applicant has suggested that the parking lot may initially be covered as gravel and not
paved.
However, it is extremely important to note that, per discussions with the South Burlington
Fire Chief, the aerial ladder trucks cannot be set up on a gravel lot. Pavement of some sort
is necessary.
Furthermore, it is cautioned that the applicant must meet the number of spaces proposed
as part of this application. If the applicant wishes to use gravel, the parking spaces
delineated on the plan should somehow be marked. This may be accomplished through
concrete markers, or even through markings on the concrete curb. The concrete curb is
depicted on the site plan and should remain. Employees and visitors to the site shall still
park in accordance with the approved site plan. The parking spaces shall remain in
compliance with the regulated width and depth.
Section 13.01(G)(5) requires that bicycle parking or storage facilities are provided for
employees, residents, and visitors to the site. A bicycle rack is depicted on the plans.
Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
Some of the proposed parking is located in front of the building with respect to Thompson
Street. While this is not in conformance with the regulations, the Board finds the parking
layout to be acceptable in that the parking will largely be shielded from the more heavily
traveled Meadowland Drive.
Without restricting the permissible limits of the applicable zoning district, the height
and scale of each building shall be compatible with its site and existing or adjoining
buildings.
The height of the proposed building with rooftop apparatus is stated be 34 feet which is
within the limitations of the South Burlington Land Development Regulations.
Newly installed utility services and service modifications necessitated by exterior
alterations or building expansions shall, to the extent feasible, be underground.
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
The DRB shall encourage the use of a combination of common materials and
architectural characteristics, landscaping, buffers, screens and visual interruptions
to create attractive transitions between buildings of different architectural styles.
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The applicant has submitted elevations of the proposed building. The proposed renderings
meet this criterion.
Proposed structures shall be related harmoniously to themselves, the terrain and to
existing buildings and roads in the vicinity that have a visual relationship to the
proposed structures.
The applicant has submitted elevations of the proposed building.
In addition to the above general review standards, site plan applications shall meet the
following specific standards as set forth in Section 14.07 of the Land Development
Regulations:
The reservation of land may be required on any lot for provision of access to
abutting properties whenever such access is deemed necessary to reduce curb cuts
onto an arterial of collector street, to provide additional access for emergency or
other purposes, or to improve general access and circulation in the area.
No additional access to abutting properties is necessary. The layout of the area is such
that all adjacent properties already have sufficient access.
Electric, telephone and other wire -served utility lines and service connections shall
be underground. Any utility installations remaining above ground shall be located so
as to have a harmonious relation to neighboring properties and to the site.
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
All dumpsters and other facilities to handle solid waste, including compliance with
any recycling or other requirements, shall be accessible, secure and properly
screened with opaque fencing to ensure that trash and debris do not escape the
enclosure(s).
The plans depict a dumpster which is noted to be enclosed. The applicant has stated, in a
memo to staff dated September 6, 2006, that the dumpster will be screened via a chain link
fence with interwoven screening material. This is sufficient.
Landscaping and Screening Requirements
The minimum landscaping for the subject property will be based on cost projections for the
building. The applicant has provided projected building costs for both phases of the
proposed development. The applicant should meet the landscaping requirements for only
phase 1 of the building at this time. At such time as the applicant pursues phase 2 of the
building, the minimum landscaping requirement shall be determined based on building
costs at that time.
The applicant has submitted a landscaping budget. The applicant shall meet the
landscaping budget for only phase 1 of the building. Based on submitted costs of $800,000,
the landscaping budget shall be a minimum of $10,500. Furthermore, the applicant has
considered the costs of groundcover and flowers as part of the budget. The South
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Burlington Land Development Regulations require that only trees and shrubs may be
counted towards meeting the minimum landscaping budget. The budget and plan shall be
revised accordingly.
Pursuant to Section 13.06(B) of the Land Development Regulations, in all off-street
parking areas with twenty-eight (28) or more parking spaces, at least ten percent (10%)
of the interior of the parking area shall be landscaped with trees, shrubs, and other
plants. All interior and perimeter planting shall be protected by curbing. Interior planted
islands shall have a minimum dimension of six (6) feet on any one side, and shall have a
minimum square footage of sixty (60) feet. Large islands are encouraged.
This parking lot contains more than 28 spaces. The applicant has demonstrated,
through the plan and related calculations, that the 10% minimum is being met.
Furthermore, the appropriate number of shade trees have been proposed along the
perimeter.
Pursuant to Section 13.06(B) of the Land Development Regulations, snow storage area
must be specified and located in an area that will minimize the potential for run-off. The
plans depict adequate snow storage areas.
Pursuant to Section 13.06(C)(1) of the South Burlington Land Development Regulations,
any utility cabinets on the site shall be effectively screened to the approval of the
Development Review Board. The proposed electrical transformer on site has been
screened by landscaping on the western side. However, it should also be screened in
relation to Thompson Street and Meadowland Drive.
View Protection Zone
The subject property is located within the Hinesburg Road -North Scenic View Protection
Overlay District and thus subject to Section 10.03(H) of the South Burlington Land
Development Regulations. Specifically, no part of any structure within the zone shall
exceed an elevation of 393.5 feet above mean sea level plus 5.8 feet for each 1000 feet
that said part of said structure is horizontally distant from the Hinesburg Road -North
View Protection Zone Base Line shown on the Scenic View Protections Overlay District
Map.
The applicant has provided information on the building elevation of the building, and
sufficiently demonstrated that the elevation is below the threshold described in Section
10.03(H) of the South Burlington Land Development Regulations.
Other
The City Engineer has reviewed the plans and provided comments in a memo dated
September 21, 2006.
The subject property is located within the Industrial Open Space District and as such
shall be subject to Section 6.04(F) and 6.05 of the South Burlington Land Development
Regulations.
The subject property is located within the Airport Approach Cone and as such shall be
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subject to Section 13.03 of the South Burlington Land Development Regulations.
PHASING
The applicant is proposing two phases of development for this project. A phasing plan is
appropriate. Per Section 17.04 of the South Burlington Development Review Board, site
plan approvals shall expire six (6) months from the date of their approval by the
Development Review Board, unless there is a reasonable amount of objective evidence of
intent to pursue the furtherance of the project for which the permit was issued. The
Development Review Board may grant a longer period of approval for multi -phase
development or for other projects that may reasonably require a longer period before start
of construction.
DECISION
Motion by Gayle Quimby, seconded by Roger Farley, to approve Preliminary Plat
Application #SD-06-83 and Final Plat Application #SD-06-84 of Roland & Lisa
Groeneveld, subject to the following conditions:
1) All previous approvals and stipulations shall remain in full effect, except as amended
herein.
2) This project shall be completed as shown on the plat submitted by the applicant, and
on file in the South Burlington Department of Planning and Zoning.
3) The plans shall be revised to show the changes below and shall require approval of
the Administrative Officer. Three (3) copies of the approved revised plans shall be
submitted prior to recording:
a) The applicant shall comply with the comments of the South Burlington City Arborist
per the letter dated September 28, 2006.
b) The plans shall be revised to comply with the comments of the South Burlington
Fire Department.
c) The plans shall be revised to comply with the requests of the City Engineer as
outlined in his memorandum dated September 21, 2006.
d) The landscaping plan shall be revised to provide screening of the utility cabinets
from the roadways
e) The plans shall be revised to remove all reference to and specifications of signs. No
signs shall be approved, denied, or otherwise considered as part of this application.
The applicant shall apply separately for signage in accordance with the South
Burlington Sign Ordinance.
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4) The applicant shall comply with the comments of the South Burlington Water
Department per the letter dated September 14, 2006.
5) The applicant shall comply with the requirements of the South Burlington Fire
Department.
6) The applicant shall comply with the stipulations of the City Engineer as outlined in his
memorandum dated September 21, 2006.
7) The applicant shall comply with the requests of the City Arborist as outlined in his
letter dated September 28, 2006.
8) The applicant shall obtain preliminary wastewater capacity allocation from the Director
of Planning and Zoning, Juli Beth Hinds, prior to recording of the final plat plans.
9) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility
lines, services, and service modifications shall be underground.
10) The parking lot for Phase I & II shall be paved prior to issuance of a Certificate of
Occupancy to the mutual satisfaction of the Fire Chief and Staff.
11) The applicant shall submit a revised landscaping budget and plan for Phase I prepared
by a landscaping professional and in compliance with Table 13-9 and Section 13.06 of
the South Burlington Land Development Regulations. The landscaping budget shall
meet a minimum of $10,500.
12) The applicant shall post a $10,500 landscaping bond for Phase I. This bond shall
remain in full effect for three (3) years to ensure that the landscaping has taken root and
has good chance of survival.
13) Prior to issuance of the zoning permit for Phase I, the applicant shall submit an updated
signal warrant analysis for the Route 116/Meadowland Dr. intersection. If a signal is
warranted, the applicant shall install the signal prior to the issuance of the Certificate of
Occupancy.
14) All new exterior lighting shall consist of downcasting fixtures. Any change to approved
lights shall require approval of the Administrative Officer prior to installation.
15) For the purpose of calculating road impact fees under the South Burlington Impact
Fee Ordinance, the Development Review Board estimates that Phase I of this project
will generate 11.25 vehicle trip ends during the p.m. peak hour.
16) The Development Review Board grants a period of five (5) years for approval of phase
2 of the proposed development. At such a time as the five years is reached and the
applicant has not sought a zoning permit for phase 2, they shall be eligible, per Section
17.04 of the South Burlington Land Development Regulations, for one (1) extension to
an approval if reapplication takes place before the approval has expired and if the
Development Review Board determines that conditions are essentially unchanged from
the time of the original approval. In granting such an extension, the DRB may specify a
period of time up to one (1) year for the extension.
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17) The minimum landscaping requirement, landscape bond, and traffic impact for Phase II
shall be determined by the Administrative Officer at the time of permit issuance.
18) Any changes to the final plat plan shall require approval of the South Burlington
Development Review Board.
19) The mylar shall be recorded prior to zoning permit issuance.
20) The final plat plan (Sheet C-2) shall be recorded in the land records within 180 days
or this approval is null and void. The plan shall be signed by the Board Chair or Clerk
prior to recording.
Mark Behr — yea/nay/abstain/not present
Matthew Birmingham — yea/nay/abstain/not present
John Dinklage — yea/nay/abstain/not present
Roger Farley — vea/nay/abstain/not present
Eric Knudsen — yea/nay/abstain/not present
Peter Plumeau — yea/nay/abstain/not present
Gayle Quimby — yea/nay/abstain/not present
Motion carried by a vote of 6-0-0.
Signed this day of Q 2006, by
John Dinklage, Chair'
Please note: You have the right to appeal this decision to the Vermont Environmental
Court, pursuant to 24 VSA 4471 and VRCP 76 in writing, within 30 days of the date this
decision is issued. The fee is $225.00. If you fail to appeal this decision, your right to
challenge this decision at some future time may be lost because you waited too long.
You will be bound by the decision, pursuant to 24 VSA 4472 (d) (exclusivity of remedy;
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